International Journal of Engineering Research & Technology (IJERT) ISSN: 2278-0181 Vol. 4 Issue 07, July-2015 Residential Development Trend Analysis in a Fast Growing Indian City

Arati Siddharth Petkar Dr. J. E. M. Macwan Dhiraj L. Takkekar Department of Civil Engineering Department of Civil Engineering Department of Civil Engineering College of Engineering , S. V. National Institute of College of Engineering, Pune, , Technology, Surat, Gujarat, India Maharashtra, India

Abstract—Residential land use is predominant in any urban people of equal income group and various zones are formed area. Residential areas are divided into various zones depending accordingly. So it becomes important to understand the upon various characteristics such as connectivity, surroundings, relationship between various factors affecting the preferences availability of facilities and amenities, proximity to work place, of a particular family and character of a particular locality in community, infrastructure to name a few. Depending upon these the city or town. characteristics different zones in residential land use observes different scale and pace of development. The objective of the II. STUDY AREA study is identification and delineation of different Study Zones based on inventory and reconnaissance survey creating a base to PCMC, one of the fastest growing cities from Maharashtra carry out further research and field work. For analysis, state of India is selected for study purpose. It is situated near recorded data from building permission department for last the western margin of the Deccan Plateau on the leeward side twelve year is used which consists of details like total number of of the Sahyadri ranges and Western Ghats, 560 m above sea projects sanctioned in each zone along with area and land uses. level. The rivers Mula, Pawana and Indrayani form boundaries The study is limited to residential land use only. on three sides of the city. The city lies in the seismically active zone of Koyna Region, which is about 100 km. south of Pune. Keywords— Development Trends; Residential Location City is well connected by road, rail and air to almost all Preferences; Localities; Housing Location; Zone; Inventory important cities in India. - is along the Survey National Highway no. 4 leading to Mumbai, the capital city of Maharashtra [1]. I. INTRODUCTION In PCMC more and more area is getting under A particular residential area often has a particular housing development in its limits to cater for increasing population. It typology and spatial arrangement arising out of it. It becomes has become difficult to provide infrastructure and other important to understand the relationship between various facilities to these areas and also it is difficult to control or factors affecting the preferences of a family and character of a regulate the development in any particular direction. Hence it particular locality in an urban area. It will help in analyzing becomes necessary to understand the current housing trends the various zones, zone wise development trend and type of and project future housing trends in order to prioritize the development in each zone since last twelve years. This study infrastructure development in any particular area. The study will help in formulating a methodology which will project area will be confined to the municipal limits of Pimpri- residential areas likely to be developed in recent future and Chinchwad. Various areas within Pimpri-Chinchwad have type of development that will be observed by them on observed different pace of development however, Study will preferences of urban dweller, which will have immense be focused on the Residential areas developed in last ten bearing while projecting residential areas in development plan years, areas recently under development and vacant residential proposals. This study aims at analyzing past residential land available. Fig. 1 indicates the location of PCMC with development trend in the study area forecasting future trends respect to India, Maharashtra and . in terms of projecting areas likely to be developed in recent future and type of development they will observe. The study A. Historical Development area selected is Pimpri Chinchwad Municipal Corporation Pimpri was basically established as a center for refugees (PCMC). Inventory survey includes the current housing from Pakistan. Industrialization in Pimpri area commenced scenario, number of projects sanctioned in study area in last with the establishment of Hindustan Antibiotics Limited in twelve years from year 2000 to 2012. 1956. The establishment of the Maharashtra Industrial There are many parameters by which any family gauges Development Corporation (MIDC) in 1961-62 considerably the buying or renting a house. The most important of all is facilitated industrial development in the area. The affordability. Along with this many social, socio-cultural, establishment of large-scale core industries has led to the socio-economic, demographic factors are responsible in growth of ancillary and small-scale industries in and around deciding location for housing. The commute from the work this industrial belt. The landscape in the region has seen place and availability of amenities and facilities also affects significant changes over the years with agricultural land the location of housing. A preference to the location of house giving way to enclosed factory campuses. Today, Pimpri- varies for people with different income groups and social Chinchwad is a major industrial centre of the Pune region and background. Many a times certain area is occupied by the of the entire country [2].

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B. Demographic Profile III. SURVEY AND ANALYSIS Development of the PCMC dates back to the establishment PCMC is formed by merging adjoining villages from of industries such as Bajaj Auto and Telco, in the middle of time to time. The reconnaissance survey was carried out and the 20th century. The establishment of the Pimpri-Chinchwad based on survey analysis study zones are delineated. It is New Town Development Authority (PCNTDA) in the 1980s observed from the analysis of development trend that a helped the development of residential colonies in the 1990s to particular area has a typical type of development dominance an extent. With the booming IT and ITeS sector in over the other. Availability of various amenities and facilities, neighboring Pune in the 1990’s, Pimpri-Chinchwad has seen connectivity with workplace and city center, environmental large scale development of residential areas. PCMC has a and community factors differ from area to area. All these literacy rate of 90 % as per 2011 provisional census. Pimpri- factors lead to formation of particular character to an area Chinchwad has a sex ratio of 828 females for every 1000 which will then attract the suitable future development. There males as per Census 2011. More than 60% of the population are various factors which contribute for having a particular growth in Pimpri-Chinchwad has been on account of characteristic for an area. These factors can be categorized migration largely due to the employment opportunities into two parts Qualitative and Quantitative Aspects. While prevailing in the region [2]. 1991-2001 was an era of defining the study zones following Quantitative and manufacturing industries which led to population growth in Qualitative aspects were considered. PCMC due to Auto and Auto ancillary industries. 2001- 2011 was an era of IT industries which led to rapid growth in Quantitative aspects includes a) Location of zone with population of PCMC irrespective of relocation of some of the respect to major work places and city centre, b) Connectivity manufacturing companies outside PCMC boundaries. The by public transport like bus and rail, c) Availability of demographic profile of PCMC saw a gradual shift towards facilities like education, health and recreational within zone higher proportion of service professionals with higher income and d) Availability of Services like water supply, drainage and range groups compared to working class profile of 1990’s. security. Fig. 2 gives the population trend in PCMC in last four Qualitative aspects includes a) Environmental aspects like decades. congestion and pollution level in that zone, b) Social aspects includes if the zone is having historical background, type of co mmunity and socio-economic characters etc.

A. Deliniation of Study Zone Delineation takes into consideration the existing village boundaries. A reconnaissance survey was carried out. It included observations made in the survey, development control regulations, availability of various facilities and amenities and also included opinions of the people, taken during housing survey. All areas are analyzed depending upon various Qualitative and Quantitative aspects mentioned above. It is observed that some of the adjoining areas share same characteristics. These areas are identified and grouped

Fig. 1. Location of Study Area together to forms zones to create base for further research and field work. Nine such zones are identified and listed in Table 1. The Fig. 4 shows delineation of nine study zones.

TABLE 1. DELINEATION OF STUDY ZONES

S. Zone Designation Name of Village

No. Name

1 Zone 1 Central Pimpri, Chinchwad, Akurdi, ,

Nigdi, Kasarwadi

2 Zone 2 South west Waked--, Nilakh,

Saudagar

3 Zone 3 North west Punavale-Ravet-Kiwale- Mamurdi

4 Zone 4 West Tathwade-

5 Zone 5 South -

6 Zone 6 South east Bopkhel-Dighi

7 Zone 7 North east Chikhali-Moshi

8 Zone 8 North Talawade Fig. 2. Decadal Growth of Population in PCMC [3] 9 Zone 9 East Charohli-Wadmukhwadi-Choviswadi- Dudulgaon

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Fig. 4. Map showing Study Zones

B. Observations from Survey Zone 2 – South west: This zone is well connected by road Zone 1 - Central: The areas under this zone have good network to core areas of PCMC and Pune as well. No local connectivity by railway as well as bus service. All major rail connectivity to these sectors. All basic facilities are facilities like Hospital, Colleges and Market are available in available along with hospitals and large recreational areas. In these areas. PCNTDA shares highest land percentage in Waked due to Hinjewadi IT Park, maximum development has PCMC limit which is planned development. Akurdi is been observed in last 12 years (See Fig. 7). It is dominated by surrounded by industrial area and planned development of 2BHK and 3BHK apartment buildings and large scale PCNTDA. Of all the core sectors or sectors falling in old projects with amenities and facilities within the project. In PCMC development, Akurdi has observed maximum Rahatani, Pimple Gurav, Nilakh, Saudagar, impact of development in last 12 years. It also has ‘Gaothan’ area Hijewadi IT Park is observed. These areas have observed which is now getting redeveloped. Chinchwad is one the Old large scale development in recent years along with well Core areas of PCMC. In recent years new development along developed infrastructural facilities. Mumbai-Pune Highway is observed, also redevelopment in core areas is observed. Pimpri consists of Pimpri gaon, Zone 3 - North West: The areas from this zone are along Pimpri Nagar and Pimpri Waghere. It is also core area of Mumbai – Pune by-pass road. Good connectivity to PCMC. It is dominated by congested areas and unauthorized Hinjewadi IT Park is observed. Many new large scale development. It is surrounded by industrial area. Bhosari has projects are coming up in these sectors. Large amount of Good connectivity to Chakan MIDC, PCMC and Pune. vacant land is available in these sectors. ‘Gaothan’ area of Bhosari is dominated by large scale unauthorized development. New large scale projects are Zone 4 – West: These sectors are well connected with city coming up in outer areas of Bhosari. center. Facilities such as hospitals, colleges, recreational In the Central zone the development potential is fully facilities are available in these sectors. These sectors have utilized. The projects which are coming up are mainly congested areas. Small scale development is observed. Draft redevelopment projects.

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Development plan of Tathwade is published and major part Zone 4 - Limitations in terms of plot sizes and availability. of residential zoned land is for economically weaker section. Zone 5 - Limitations in terms of plot sizes and availability. Zone 6 - Smaller Land holdings and restrictions on Zone 5 – South: These sectors are well connected by rail as development by defense. well as bus to both Pimpri-Chinchwad and Pune city. All Zone 7 - Large amount of vacant land available. basic infrastructure facilities are available. It is dominated by Zone 8 - Vacant Land available but restrictions on core or ‘Gaothan’ area. Large scale unauthorized development by defense. development and congested areas. Smaller land holdings. It Zone 9 - Large amount of vacant land available. has very less vacant land available. D. Zone Wise Analysis for Type of Development

Zone 6 – South East: It is surrounded by defense land. Due to Type of development refers to whether they are Individual various development restrictions, no large scale development Bungalow, Row houses, Single Building/Apartment, Cluster is observed in Bopkhel and Dighi. Small plotted development of Buildings, Townships, Layouts etc. It is seen that a is observed. It has good connectivity to Pune city. Basic particular area observes a particular type of development infrastructure facilities are available. No major recreational dominant over the other. With change in life style of people places are available in these sectors. and changing family structure, people’s preference to housing typology has changed. Impact of this can be seen on overall Zone 7 – North East: Good connectivity to Chakan MIDC city structure. Along with people’s preferences, type of and Talawade IT Park. These sectors are lacking in terms of development is also governed by the availability of land, facilities such as hospitals, colleges and recreational facilities. sizes of land parcels available, permissible Floor Space Index Many large-scale projects are coming up in these two sectors (FSI) and development control regulations. along -Alandi BRTS rout.

Zone 8 - North: It has an IT Park. Good connectivity to Chakan MIDC. Very less development is observed due to restrictions on development by defense. Basic facilities such are school, hospital and recreational facilities are absent in this sector.

Zone 9 – East: It possesses a rural character. These lack in terms of basic urban facilities. No regular and convenient bus services or other means of transport are available to connect these sectors to city centre. Land use is dominated by Fig. 5. Type of Development agriculture. Very less development is observed in this area. Type of development is gauged on the basis of three parameters viz. plot area of the projects, Maximum C. Development Capacity Permissible FSI, Mandatory Open Spaces or Amenity spaces Development capacity is the ability of land to to be kept within the project and accordingly data is analyzed accommodate greater development. According to Edward J. classifying into five categories as mentioned below. Fig. 5 is Kaiser, “In its simplest meaning, developable land is vacant representation of these five types. or underused land, without severe physical constraints, which  Type 1: Project having area Up to 250 Sq.M. is planned or zoned for more intense use and has access to the (Bungalows, Row Houses, Semi-detached houses), FSI urban services necessary to support development.” 0.75, Less Side open spaces and small habitable room Development Capacity of various Sectors in terms of sizes allowed. availability of land needs to be given a due consideration.  Type 2: Project having area 251 Sq.M. to 2000 Availability of vacant land will have effect on property Sq.M.(Single Apartment / two apartments), FSI 0.75 values, type of development and pace of development of an area. Proposed land uses and development control regulations  Type 3: Project having area 2001 Sq.M. to 3600 Sq.M. in various areas also affect the type of development. Here, (Cluster of Buildings), FSI 1.00, 10% of open space is development capacity is analyzed based on reconnaissance mandatory. survey and Development plan land uses.  Type 4: project having area 3601 Sq.M. to 10000 Zone 1 - As these are old core sectors there is limitation in Sq.M. (Large Cluster of Buildings), FSI 0.85, 15% terms of plot sizes and availability. Amenity space mandatory, club house is allowed in Zone 2 - These sectors have observed maximum development open space. in last 5 years with moderate availability of land for future development.  Type 5: Project having area 10001 Sq.M and above ( Zone 3 - These are newly added villages along the outer Large Township Projects, or layouts) periphery of PCMC with large amount of vacant land available.

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The data of sanctioned projects from year 2001 to October 2012 is obtained from PCMC building permission department. The data is available with information of number of projects along with built up area of each project ( more details refer Annexure 1) and analyzed for type of development in each study zone. Fig. 6 summarizes the built up areas under each type of development sanctioned. (For detail refer Annexure 2) From Fig. 6 it is observed that, large Scale projects within house amenities and facilities that Type-5 form the major part of residential development in last twelve years. Trend of individual plotted development is reducing and people are opting for large projects. Small cluster of buildings also share higher percentage of development compared to the overall development after Type-5. The trend in type of development Fig. 7. Zone wise Sanctioned built up area in Sq. M. is not uniform throughout the study area. Each zone has its own characteristics in terms of availability of vacant land, size of land holdings, development control regulations, etc. Fig. 7 shows total built up area sanctioned in each zone in last twelve years. It analyzed that maximum built up area is sanctioned in Zone 2. Core sectors are developing with small scale projects in pockets as land available for development is less and mostly redevelopment projects. Newly added villages are developing very fast with projects with large plot areas preferable having in-house facilities and amenities like club house, open spaces etc. Impact of higher income range group and changing life style of people can be clearly seen on the development as projects with facilities and amenities are increasing compared to individual plotted development. Zone wise analysis for Fig. 8. Zone wise Sanctioned built up area in Sq. M. of Type 1 type of development is shown in Fig. 8 to Fig. 12. It is observed from Fig. 8 that Type 1 is dominant in Zone 1 and Zone 2. Fig. 9 says about Type 2 which is dominant in Zone 1 followed by Zone 2. Fig. 10 identifies that Type 3 is dominant in Zone 2. Type 4 and Type 5 is mainly observed in Zone 2 as shown in Fig. 11 and Fig. 12. Zone 2 is developing at a faster rate compared to all other zones due direct to connectivity to major roads. All the data for Type of Development zone wise is summarized in Fig. 13.

Fig. 9. Zone wise Sanctioned built up area in Sq. M. of Type 2

Fig. 6. Area sanctioned under each type of development

Fig. 10. Zone wise Sanctioned built up area in Sq. M. of Type 3

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typology and projects with higher amenities and facilities, available within the project. The development potential of core areas is fully utilized and as land available is very less, higher property values and congested living environment is observed. Newly added villages in PCMC will observe more residential development. These sectors will decide the city structure of PCMC in next decade. On the basis of this inventory survey study area is analyzed, Study Zones are formulated which has created base to carry out further research and field work. This work has created a platform to build the research further.

REFERENCES

[1] Pimpri-Chinchwad City Development Plan 2006-2012 (2006), Volume Fig. 11. Zone wise Sanctioned built up area in Sq. M. of Type 4 I, Technical Assistance by CRISIL under Jawaharlal Nehru National Urban Renewal Mission (JNNURM) available on http://www.pcmcindia.gov.in/jnnurm_info/cdpvol1.pdf accessed on July 2012. [2] Pimpri-Chinchwad Municipal Corporation, (2008). Comprehensive Mobility Plan (CMP) for PCMC, available on website http://www.pcmcindia.gov.in/jnnurm_info/CMP.pdf accessed on July 2012. [3] Census of India, (2011). Government of India, office of the Registrar General and Census Commission, India available on website http://www.census2011.co.in/census/city/376-pimpri-and- chinchwad.html [4] Kaiser, Edward J. David R. Godschalk, and S. Stuart Chapin, 1995. Urban Land Use Planning. Urbana and Chicago: University of Illinois Press. Adapted from “Estimating Residential Development Capacity, A Guidebook for Analysis and Implementation in Maryland accessed from http://dnr.maryland.gov/watersheds/pubs/planninguserguide/tools/Tool Fig. 12. Zone wise Sanctioned built up area in Sq. M. of Type 5 10DevelopmentCapacityAnalysis.pdf [5] Pimpri-Chinchwad City Development Plan 2006-2012 (2006), Volume II, Technical Assistance by CRISIL under Jawaharlal Nehru National Urban Renewal Mission (JNNURM) available on http://www.pcmcindia.gov.in/jnnurm_info/cdpvol2.pdf accessed on July 2012. [6] Pune Residential Real Estate Development report (2011) by ASK, Property Investment Advisor available on http://askfinancials.com/downloads/PUNE_REALESTATE_REPORT. pdf accessed on Sep 2012 [7] Pimpri-Chinchwad Municipal Corporation, (2009). Environmental Impact Assessment (EIA) for Proposed Bus – Based Rapid Transit System (BRTs) For PCMC. [8] Web site http://www.pcmcindia.gov.in/index.php#

[9] Pimpri-Chinchwad Municipal Corporation, Building permission Fig. 13. Graph showing Zone wise Analysis for all Type of Development department, Approved building permission available on http://www.pcmcindia.gov.in/bldp_info.php IV. CONCLUSION

This study gives an understanding of the overall development of Residential area which is most dominant land use in case of any city and which eventually determines the city structure. This study has laid down the methodology to analyze the past development trends in an urban area. The zone wise analysis provides understanding of the development trend, development capacity as well as future development potential of individual zones in relation with entire city.

Pimpri-Chinchwad city has observed growth in terms of residential development due to impact of IT industries irrespective of shifting of some of the manufacturing industries outside PCMC limits. This has also resulted in change in income levels of the people. People with higher income level are increasing. This has impact on the residential development in terms of choice of housing

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ANNEXURE 1 ANNEXURE 2 From PCMC building permission department the data of Table showing number of projects along with total built up sanctioned projects from year 2001 to October 2012 is area sanctioned in each village during year 2000 to October obtained. The data is in soft copy format (microsoft excel) 2012. with information under following heads and available on Sr. Village Name Total Total built up % to website - http://www.pcmcindia.gov.in/bldp_info.php No projects area (Sq.M.) total . Village Name-Name of Sector 1 Akurdi 543 1348297 10.3 . Survey No./ Gat No 2 Bhosari 393 585491 4.47 . C T S NO. 3 Fugewadi-Kasarwadi 2 3305 0.03 . Inward No. 4 Bopkhel 11 11600 0.09 . Owner /Developer Name 5 Charholi 12 96973 0.74 . Architect Name 6 Chikhali 52 282254 2.16 . Plot Area -Plot Area(Sq.mtrs), Road Widening Area, 7 Chinchwad 962 1431654 10.94 TDR Area, Total Area 8 Chovisawadi 7 26441 0.2 . Built up Area (Sq.M) 9 Dapodi 60 145658 1.11 . Name of Buildings 10 Dighi 149 156966 1.2 . No. of Floors . No of Flats 11 Dudulgaon 9 13749 0.11 . No of Shops 12 Kivale 135 192767 1.47 . First Commencement Certificate 13 Mamurdi 8 37221 0.28 . Latest Commencement Certificate 14 Moshi 67 387555 2.96 . Completion Certificate (Part/Full) 15 21 197833 1.51 . Remarks 16 Pimple Gurav 477 820915 6.27 17 Pimple Nilakh 549 528832 4.04

18 250 1190971 9.1 19 Pimpri 611 1074897 8.21 20 Punavale 15 57114 0.44 21 Rahatani 352 768460 5.87 22 Ravet 81 365691 2.79

23 Sangavi 382 335361 2.56

24 Talawade 5 37801 0.29 25 Tathawade 19 241523 1.85 26 Thergaon 152 425826 3.25 27 Wadmukhwadi 83 71056 0.54 28 544 2253584 17.22 TOTAL 5951 13089795 100 (Source: PCMC, Building Permission Department and analyzed by Author)

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